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Planning permission for sheds and outbuildings
Most garden sheds in England don't need planning permission, but there are limits. Here are the permitted development rules from the Planning Portal, in plain English.
The short answer
In England, many outbuildings (sheds, playhouses, greenhouses, garages, sauna cabins and similar) can be built under permitted development without applying for planning permission, if they meet certain conditions. The rules below are from the Planning Portal. They apply to houses, not flats, and not everywhere, so ask your local planning authority if you are unsure.
The conditions
- Not in front of the house. No outbuilding on land in front of a wall forming the principal elevation.
- Single storey. Maximum eaves height of 2.5 metres.
- Overall height: 4 metres with a dual-pitched roof, 3 metres for any other roof type.
- Near a boundary: a building, enclosure or container within 2 metres of the boundary can't exceed 2.5 metres in height.
- Coverage: no more than half the area of land around the original house can be covered by additions or other buildings.
- No verandas or balconies. Raised platforms must not exceed 0.3 metres in height.
Designated land and listed buildings
On designated land, including national parks, the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites, buildings at the side of the property need planning permission. In National Parks, the Broads, AONBs and World Heritage Sites, buildings more than 20 metres from the house are limited to 10 square metres. Within the curtilage of a listed building, any outbuilding requires planning permission.
What the rules don't cover
The Planning Portal says these allowances don't cover a change of use or separate self-contained living accommodation. They also don't apply to flats, some converted or newly created houses, other types of building, or areas with an Article 4 Direction or a planning condition. If your property has had its permitted development rights removed, you'll need to apply.
Scotland, Wales and Northern Ireland
The rules above are for England. Planning is devolved, and Scotland, Wales and Northern Ireland have their own rules. Check the relevant government or council website before you buy.
How to check
- Measure your plot, house and planned building, including the highest point of the roof.
- Find out if you're in a conservation area, national park or AONB, or if your house is listed.
- Ask your local planning authority if there is an Article 4 Direction or planning condition.
- If unsure, apply for a lawful development certificate or ask the council for advice. The Planning Portal and your council can explain the process; we have not covered fees here.
Building regulations are separate
Meeting planning rules does not mean you meet building regulations. A building that is used as a room, contains sleeping accommodation or sits close to a boundary can bring its own requirements. See garden offices and building regulations.
Tell the neighbours?
You don't need permission from neighbours under these rules, but a quick word helps. Private legal matters such as covenants, leases and boundary agreements are separate from planning, so check your deeds.
Return to the buying guide home or see types of garden building.
This is general information, not legal or planning advice. Rules differ between England, Scotland, Wales and Northern Ireland, and for your own property, so check with your local planning authority.
Frequently asked questions
Do I need planning permission for a shed in my garden?
Often not in England, if it meets the permitted development conditions on height, location and coverage.
How tall can an outbuilding be?
Single storey, with eaves up to 2.5 m, and up to 4 m overall with a dual-pitched roof or 3 m otherwise, per the Planning Portal. Within 2 m of a boundary the limit is 2.5 m.
Can I put a shed in my front garden?
Not under permitted development. Outbuildings can't be on land in front of the principal elevation.
Do I need permission in a conservation area?
Buildings at the side of the property need planning permission on designated land. Check with your council.